HomeMy WebLinkAboutPEC Memo 10_13_08MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: October 13, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a major amendment to Special Development District No. 6, Vail Village Inn, pursuant to Article 12-9A, Special
Development District, Vail Town Code, to allow for the conversion of an existing office and retail space to residential for an addition to an existing dwelling unit, located at 68 Meadow
Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC080049)
Applicant: Colondo Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
______________________________________________________________________
SUMMARY
The Applicant, Colondo Company, represented by Sherman & Howard, LLC, has requested final review by the Planning and Environmental Commission for a major amendment to Special Development
District (SDD) No. 6, Vail Village Inn, Phase III, to allow for the conversion of an existing office and retail space to residential for an addition to an existing dwelling unit, located
at 68 Meadow Drive.
Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning
and Environmental Commission forwards a recommendation of denial of the major amendment to SDD No. 6, Village Inn Plaza.
II. DESCRIPTION OF THE REQUEST
Since the September 22, 2008 hearing, the applicant submitted new proposed plans that decrease the conversion area from 1,483 sq. ft. to 1,237 sq. ft. This major amendment request includes
the conversion of existing office and retail space to residential for an approximate 1,237 gross residential square foot addition to existing residential unit #110. The proposed addition
is immediately below the existing unit #110 (Plan sheet A2.2 - Level 95.0’) and includes a new exterior entrance off the pedestrian plaza on the north side of the building, mudroom,
staircase, media room, two bedrooms and three bathrooms. The proposal also includes the interior reconfiguration of the existing unit #110 level 105.0’ and minor exterior alterations.
The proposal does not include any additions outside the exterior walls of the existing building.
The addition area is currently occupied by three lessees:
1) Digits Nail Boutique (108 net square feet of retail)
2) Portion of Robinson, Mitchell & Associates (115 net square feet of office)
3) Portion of To Catch a Cook (976 net square feet of retail)
4) Miscellaneous - Interior walls to be removed (38 net square feet)
The definition of a ‘Major Amendment’ to a Special Development District, in the Vail Town Code, includes any proposal to change uses and/or add GRFA. Therefore, a major amendment to
SDD No. 6, Village Inn Plaza, Phase III, is required, pursuant to Section 12-9A-2, Vail Town Code for the conversion of office and retail uses to residential and the addition of 1,237
square feet of GRFA to SDD No. 6.
III. BACKGROUND
Special Development District (SDD) No. 6, Vail Village Inn, was adopted by Ordinance No. 7, Series of 1976. SDD No. 6 is comprised of 3.45 acres and consists of five phases of development,
illustrated below:
The following is a summary of the previously approved ordinances and amendments within SDD No. 6:
Ordinance No. 7, Series of 1976 adopted SDD No. 6, Vail Village Inn.
Ordinance No. 1, Series of 1985 (March, 1985) granted 120,600 square feet of GRFA to SDD No. 6. This ordinance also required a minimum of 175 accommodation units (AUs) and 72,400 square
feet of GRFA, devoted entirely to AUs in Phase IV.
Ordinance No. 14, Series of 1987 (May, 1987), amended Phase IV of SDD No. 6. The amendment allowed Phase IV to be broken into two distinct and separate phases, which were called Phase
IV and Phase V. This ordinance also set the maximum GRFA far the SDD at 120,600 square feet. Further, the ordinance required a minimum of 14 AUs and 67,367 square feet of GRFA devoted
to AUs in Phases IV and V.
Ordinance No. 24, Series of 1989 (November, 1989) amended the density section of SDD No. 6. This ordinance modified the SDD by increasing the allowable GRFA to a total of 124,527 square
feet. This allowed Unit No. 30 (originally Good's retail) in the Vail Village Plaza Condominiums to be converted from commercial to residential use. The space consists of 3,927 square
feet of GRFA. This ordinance also maintained the approval for a minimum of 148 AUs and 67,367 square feet of GRFA, devoted to AUs, in Phases IV and V of SDD No. 6. (Note: Staff recommended
approval with 2 conditions: 1) to decrease the proposed square footage from 5,714 sf to 3,927 sf, which was the size of the one existing residential unit in the building and 2) that
the unit be use restricted according to Old Code Section 17.26.075, which states, ‘condominium units created shall remain in the short term rental market to be used as temporary accommodations
available to the general public.’ PEC recommended denial for the purpose of maintaining retail in the Village core. Council overturned PEC and approved with Staff conditions 7-0)
Ordinances No. 1 and No. 4, Series of 2000, a major amendment to Special Development District No. 6 was approved to allow for construction of the Vail Plaza Hotel.
Ordinance No. 15, Series of 2001 adopted a revised Approved Development Plan for Phase I, which brought the total allowable GRFA for the entire SDD No. 6 to 182,325 square feet.
Ordinance No. 21, Series of 2001 adopted a revised Approved Development Plan for Phase IV (i.e. Vail Plaza Hotel), and did not specify, in the form of a revised Approved Development
Plan, the total allowable GRFA for the entirety of SDD No. 6.
Ordinance No. 32, Series of 2003, adopted a major amendment to SDD No. 6, allowing for the conversion of 2,132 square feet of restaurant area to create a new dwelling unit above the
Alpenrose Restaurant, which increased the amount of allowable GRFA for SDD No. 6 to 184,708 sq. ft.
Ordinance No. 6, Series of 2005, adopted a major amendment to SDD No. 6, Phase I, to allow the conversion of 1,158 square feet of retail space (Phoenix Rising and Steven Reeves Art Gallery)
to residential which increased the amount of allowable GRFA for SDD No. 6 to 186,561.
Commercial to Residential Conversions in SDD #6 Comparison Table:
The following table includes all amendments within SDD #6 that included the conversion of commercial and/or office space into residential.
Reference Name Ordinance Converted Commercial Square Footage Linear Feet on Pedestrian Plaza Resulting Total Retail for SDD #6 Resulting Total Allowed GRFA for SDD #6 Original SDD No.
6 Approval No. 7, Series of 1976 Na Na Unknown 100,000 1989 Conversion (Good’s Retail - old Plaza Building) No. 24, Series of 1989 3,927 (Primarily 2nd and 3rd floor*) Unknown Unknown 124,527 2003
Conversion
(Alpenrose) No. 32, Series of 2003 2,132 (700 sf on pedestrian level) Estimated 70 feet 44,724 184,708 2005 Conversion
(Phoenix Rising) No. 6, Series of 2005 1,158 (107 sf on pedestrian level) 18 feet 43,566 186,561 2008 Proposed Conversion No. ___, Series of 2008 1,237 (All on pedestrian level) 12
feet (north) + 36 feet (east) = 48 feet 42,329 187,798
* The September 26, 1989 Staff memorandum states that the conversion was on the 1st, 2nd and 3rd floors and primarily on the 2nd and 3rd floors. Neither the memorandum, nor the floor
plans specified square footages. The building has since been redeveloped, therefore Staff could not visit the site to measure the area.
IV. ROLES OF THE REVIEWING BOARDS
Order of Review:
Generally, applications will be reviewed first by the PEC for impacts of use/development, then by the DRB for compliance of proposed buildings and site planning, and final approval
by the Town Council.
Planning and Environmental Commission (PEC):
The PEC shall review the proposal for general compliance with the criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings, Vail Town Code.
Design Review Board:
The Design Review Board has no review authority over a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application.
Town Council:
Upon receipt of the report and recommendation of the Planning and Environmental Commission, the Town Council shall set a date for hearing within the following thirty (30) days. Within
twenty (20) days of the closing of a public hearing on a proposed SDD, the Town Council shall act on the petition or proposal. The Town Council shall consider but shall not be bound
by the recommendation of the Planning and Environmental commission. The Town Council may cause an ordinance to be introduced to create or amend a special development district.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
12-9A: Special Development (SDD) District
12-9A-1: PURPOSE: The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promote its most appropriate use;
to improve the design character and quality of the new development with the town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural
and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail comprehensive plan
12-9A-2: DEFINITIONS (in part)
Major Amendment: Any proposal to change uses; increase gross residential floor area; change the number of dwelling or accommodation units; modify, enlarge or expand any approved special
development district (other than ‘minor amendments’ as defined in this section).
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS: Please see section VII of this memo which states and discusses Section 12-9A-8.
12-7A: PUBLIC ACCOMODATION (PA) DISTRICT
12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for lodges and residential accommodations for visitors, together with such public and semipublic facilities
and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as may appropriately be located within the same zone district
and compatible with adjacent land uses. The public accommodation district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and
to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are permitted as conditional uses
which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district.
Town of Vail Land Use Plan
Chapter I – Introduction - 1. Purpose of Project (in part):
This document is intended to serve as a basis from which future decisions may be made regarding land use within the Valley. The primary focus of the Land Use Plan has been to address
the long-term needs and desires of the Town as it matures.
Chapter II – Land Use Plan Goals and Policies:
Staff has included the relevant Goals and Policies of the Land Use Plan in Section VII, Criteria D, of this memorandum.
Vail Village Master Plan
Staff has included the relevant Objectives and Policies of the Vail Village Master Plan in Section VII, Criteria D, of this memorandum. The subject property is within Vail Village Master
Plan ‘Mixed Use Sub-Area #1,’ shown below.
MIXED USE SUB-AREA (#1)
The Mixed-Use sub-area is a prominent activity center for Vail Village. It is distinguished from the Village core by the larger scale buildings and by the limited auto traffic along
East Meadow Drive. Comprised of five major development projects, this sub-area is characterized by a mixture of residential/lodging and commercial activity.
There is a great deal of potential for improvements to both public and private facilities in the area. Among these is the opportunity to develop gateway entries to the Village at the
4-way stop and at the intersection of Vail Road and Meadow Drive. It is also a long term goal to strengthen the connection between this area and the Village core area by reinforcing
the established pedestrian linkages. Pedestrianization in this area may; benefit from the development of retail infill with associated pedestrian improvements along East Meadow Drive
and the development of public access to Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub-area with the development of the final, phase of the Vail village Inn project. In addition, commercial
and residential/lodging development potential is identified in sub-area concepts 3, 4, 6 and 8. The completion of these projects will essentially leave the sub-area "built out".
#1-1 Vail Village Inn (Map right)
Final phase of Vail Village Inn project to be completed as established by development plan for SDD #6. Commercial development at ground, level to frame interior plaza with greenspace.
Mass of buildings shall "step up" from existing pedestrian-scale along Meadow Drive to 4-5 stories along the Frontage Road. Design must be sensitive to maintaining view corridor from
4-way stop to Vail Mountain.
#1-6 Crossroads Infill (Map right)
Commercial infill over new underground parking lot in conjunction with a large public plaza with greenspace area (existing and new parking demand to be provided on site). While configuration
of infill may be done a number of ways, it is the overall intention to replace existing surface parking with pedestrian corridors into a commercial area, as well as to provide a strong
building edge on Meadow Drive and streetscape improvements. Improvement of the planted buffer adjacent to the Frontage Road is also important. Relocation of loading and delivery functions
and entry to parking structure from Frontage Road is strongly encouraged to reduce traffic on Meadow Drive. Potential to improve fire access also exists in the redevelopment scheme.
VI. ZONING AND LAND USE
Zoning: Special Development District No. 6 and
Public Accommodation (PA) District
Land Use Plan Designation: Village Master Plan
Lot size: 3.45 acres or 150,282 square feet
Development Standard Allowed Existing Proposed
GRFA: Per Staff Memo* 186,561 sf 187,798 sf
(+1,237 sf)
Retail Area: Per Staff Memo* 43,566 sf 42,329 sf
(-1,237 sf)
Setbacks for Building No 2, Phase III (subject site):
North: Per Dev. Plan** 20’ to bldg. No Change
South: Per Dev. Plan** 24’ to prop. line No Change
East: Per Dev. Plan** 16’ to prop. line No Change
West: Per Dev. Plan** 0’ to prop. line No Change
Building Height for Building No 2, Phase III (subject site):
Per Dev. Plan** ~35.5’ No Change
Parking: Per Staff Memo* 291 spaces No Physical
Change
*Note: The number of required parking spaces in the Vail Village Core Parking Area, for a dwelling is 1.4 spaces, for office is 2.7 per 1,000 (115 sf decrease - .31 spaces) and for retail
is 2.3 per 1,000 sf (1,084 sf decrease – 2.5 spaces). Therefore, the parking requirement would decrease by 2.81 spaces, with the loss of 1,237 sf of commercial. One existing, underground
parking space is proposed to be deeded to residential unit #110 if the proposal is approved.
Site Coverage: Per Staff Memo* 92,036 sf (61%) No Change
Landscape Area: Per Staff Memo* 36,433 sf (30%) No Change
Employee Housing: The proposed addition triggers an employee housing mitigation requirement under Section 12-24, Vail Town Code (Calculation in Attachment C).
* The allowed standards are the existing conditions, stated under ‘Existing’ in the table, taken from PEC Staff Memorandum regarding the last amendment to SDD #6, dated January 24,
2005.
** The allowed standards are the existing conditions, stated under ‘Existing’ in the table, taken from the approved development plans dated 4-4-80, revised 2-2-81, drafted by Santangelo-Dahman
Architects.
VII. REVIEW CRITERIA AND FINDINGS
Section 12-9A-8, below, outlines the design criteria for Special Development Districts. Staff has responded to each of the criteria as they relate to the proposed conversion of existing
office and retail space to residential for an addition to an existing dwelling unit.
12-9A-8: DESIGN CRITERIA:
The following design criteria shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to
demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that
a practical solution consistent with the public interest has been achieved:
Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation.
Staff believes the proposed exterior alterations, including new windows and a door are compatible with the existing building architecture. There are no exterior building additions proposed.
Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity.
Staff believes the proposed use change of the existing commercial service (Digits Nail Boutique), office (Robinson, Mitchell & Associates) and retail (To Catch a Cook) on the pedestrian
level of the building is inconsistent with the surrounding uses and activity. The proposed addition will privatize the pedestrian-level façade and create an un-welcoming, in-active,
dark plaza frontage that will hinder the existing, adjacent retail (Tezla Lingerie) and showroom (Claggett-Rey Gallery) activity in the pedestrian plaza. The subject site is within
the Public Accommodation Zoning District, which purpose states: permitted uses are intended to function compatibly with the high density lodging character of the zone district. Staff
believes the conversion of existing commercial space within Vail Village’s core, to residential, would be in conflict with the intent of the Public Accommodation District, in that a
private residence, on the pedestrian level, does not service guests or function compatibly with the public use of the pedestrian plaza.
The adjacent property, directly to the east, Solaris, is currently under construction. The proposed plans include a pedestrian tunnel that will link the Vail Village Inn pedestrian
plaza (subject property) with the proposed Solaris plaza and shops. The tunnel, when complete, will provide a pedestrian connection that increases circulation and vibrancy through the
retail corridor. The pedestrian connection in the subject property retail area is highlighted as part of the Village pedestrian network, illustrated in the Vail Village Master Plan
– ‘Parking and Circulation Plan’ (below).
Staff has attached citizen and business owner letters and emails (Attachment E). Please note, that the letter from Mr. Robinson of Robinson, Mitchell & Associates LLC, states that he
is in support if he can continue his office operations in the same building. An office use is a Conditional Use in the Public Accommodation District, and with the proposed change in
office size, Staff would require a Conditional Use Permit (CUP) application to re-evaluate the CUP criteria related to the proposed changes.
Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code.
The proposed conversion of 1,237 square feet of commercial to residential would reduce the parking requirement within SDD No. 6, by 2.81 spaces as calculated in Section VI, Zoning, above.
The proposal includes plans to deed 1 additional parking space to unit #110, bringing the total to 3 spaces.
The provisions of SDD No. 6 (Ordinance No. 16, Series of 2004) state the following with regard to loading and delivery:
Section 5.9. “That the Developer provides a centralized loading/delivery facility for the use of all owners and tenants within Special Development District No. 6. Access or use of the
facility shall not be unduly restricted for Special Development District No. 6. The loading/delivery facility, including docks, berths, freight elevators, service corridors, etc., may
be made available for public and/or private loading/delivery programs, sanctioned by the Town of Vail, to mitigate loading/delivery impacts upon the Vail Village loading/delivery system.’
It shall be noted that any proposal in Phase III, if approved, would require a link to the loading /delivery system mentioned in the above provision. Specifically, a condition of approval
shall require a new loading and delivery garage door on the west end of the existing underground parking garage (Under Building No. 1 in Phase III) that aligns with the Plaza’s existing
loading and delivery garage door at the east end of the underground parking garage, accessed off the South Frontage Road. The garage door addition will provide loading and delivery
services to Phase III and would be a condition of approval for any proposal in Phase III. Since this application was submitted, a building permit was submitted to comply with the above
mentioned loading requirement, and is currently being reviewed.
D. Conformity with the applicable elements of the Vail Comprehensive Plan.
Staff believes the proposal, to convert existing office and retail space, fronting on a major pedestrian way in Vail Village, to residential for an addition to an existing dwelling
unit is in conflict with the following sections of the Town of Vail Land Use Plan and Vail Village Master Plan.
Vail Land Use Plan
Chapter II – Land Use Plan Goals and Policies (in part):
The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings held throughout the project. These goal statements should be used
in the evaluation of any development proposal.
1. General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent
resident.
3. Commercial
3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
Staff believes this goal to concentrate commercial growth in existing commercial areas supports a desire to also keep existing commercial space within existing commercial areas.
4. Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled
to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail
Village Master Plan.
Vail Village Master Plan
2.4 Objective:
Encourage the development of a variety of new commercial activity where compatible with existing land uses.
2.4.1 Policy:
Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible greenspaces, public plazas, and
streetscape improvements to the pedestrian network throughout the Village.
3.1 Objective:
Physically improve the existing pedestrian ways by landscaping and other improvements.
3.1.1 Policy:
Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways
3.3 Objective:
Encourage a wide variety of activities, events., and street life along pedestrian ways and plazas.
4.1 Objective:
Recognize the different roles of each type of open space in forming the overall fabric of the Village.
4.1.2 Policy:
The development of new public plazas, and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles
as attractive people places.
E. Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, the proposed additions are not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek
or its tributaries.
Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic
quality of the community.
The proposed addition does not disturb any natural features or vegetation.
A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation.
The proposed conversion of existing office and retail space to residential for an addition to an existing dwelling unit on the existing pedestrian plaza level will be detrimental to
the pedestrian/ visitor experience by limiting the activity and vibrancy on the pedestrian circulation corridor. As mentioned in Criteria B, above, the subject property pedestrian plaza
is part of the Village Pedestrian Network, designated in the Vail Village Master Plan – ‘Parking and Circulation Plan.’
It shall be noted that any proposed changes to Building No. 2 of Phase III (subject property), if approved, shall require the improvement of the pedestrian walkway, pursuant to policies
in the Vail Village Master Plan, on the east side of Building No. 2, connecting the north pedestrian plaza with the East Meadow Drive walkway. Improvements shall include, but not be
limited to, resurfacing, landscaping and ADA (American’s with Disability Act) compliance.
Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions.
No changes to landscaping are proposed through this request. However, if approved, Staff would recommend a condition of approval be added to improve the landscaping on the east side
of Building No. 2 along the pedestrian walkway.
Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district.
The addition is not proposed in phases.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of denial for a major amendment to Special Development District
No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development District, Vail Town Code, to the Vail Town Council. Staff’s recommendation is based upon the review of the criteria
found in Section VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council of this proposed amendment to a Special Development District, the
Department of Community Development recommends the Commission pass the following motion:
“The Planning and Environmental Commission recommends denial of a major amendment to Special Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development
District, Vail Town Code, to allow for the conversion of an existing office and retail space to residential for an addition to an existing dwelling unit, located at 68 Meadow Drive (Village
Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council of this proposed amendment to a Special Development District, the
Department of Community Development recommends the Commission makes the following findings:
“The Planning and Environmental Commission finds:
That the amendment is in-consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is in-compatible with the development
objectives of the Town, based upon the review outlined in Section VII of the Staff’s September 22, 2008, memorandum to the Planning and Environmental Commission; and
That the amendment does not further the general and specific purposes of the Zoning Regulations, based upon the review outlined in Section VII of the Staff’s September 22, 2008, memorandum
to the Planning and Environmental Commission; and
That the amendment does not promote the health, safety, morals, and general welfare of the Town, and does not promote the coordinated and harmonious development of the Town in a manner
that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality, based upon the review outlined in Section
VII of the Staff’s September 22, 2008, memorandum to the Planning and Environmental Commission.
IX. ATTACHMENTS
Vicinity Map
Proposed Architectural Plans
Inclusionary Zoning (Employee Housing) Requirement
Applicant letter
Citizen letters and emails
Attachment A: Vicinity Map
Attachment B:
Proposed Architectural Plans
Attachment C:
Inclusionary Zoning Requirement
Section 12-24, Vail Town Code
Colondo Company Addition
Legal Description: Lot O, Block 5D, Vail Village Filing 1
PEC 08-0049
I. Net New GRFA for Colondo Company Residence
A. Residential Increase = Inclusionary Zoning
Increase in GRFA = 1,237 sq ft increase
Inclusionary Zoning requirement = 10 percent of net new residential sq ft
1237 sq ft x 10 % = 123.7 sq ft required deed restricted employee housing
Possible Method of Mitigation for Inclusionary Zoning
Fee-in-Lieu
Provide a fee-in-lieu payment to the Town of Vail of
123.7 sq ft x $301.65 / sq ft = $37,314.11
II. Payment of the Fee-in-Lieu
A. Payment of the fee-in-lieu of $37,314.11 must be paid prior to the issuance of a building permit for the project
Attachment D:
Applicant letter
Attachment E:
Citizen Letters and Emails
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